New Tampines Condo Pinery Residences Starts From $1.498M — More Than 8,500 Visit Preview

The preview of Pinery Residences attracted a crowd of more than 8,500 visitors to the sales gallery over the March 14 and 15 weekend. Jointly developed by Hoi Hup and Sunway MCL, Pinery Residences is part of a mixed-use development in Tampines West. The opening public preview comes ahead of the project’s sales launch on March 28.

We saw a similarly strong crowd of visitors to the opening weekend preview of Rivelle Tampines, an Executive Condominium (EC) that is opposite Pinery Residences. The EC drew a crowd of over 8,000 people during its first weekend preview from March 6 to 8.

While preview turnouts are not the same as actual sales numbers, and a high turnout doesn’t always guarantee a strong conversion into sales figures, they provide a useful indicator of the overall interest the project has garnered.

Pinery Residences is a 588-unit project and based on the visitor numbers so far, this is about 14 to 15 visitors for every available unit. Although not definitive, it reflects a sizeable pool of prospective buyers even before the project’s official launch in about two weeks.

What’s behind the strong interest in Pinery Residences?

We think that a significant reason for the strong interest in Pinery Residences is that it is the first mixed-use project directly linked to an MRT station in Tampines North. The development will be directly linked to Tampines West MRT Station on the Downtown Line (DTL), and it features a 121,600 sq ft retail podium: the Pinery Mall.

This will be a significant development for this area since the range of available amenities in this neighbourhood are a little scarce right now. While there’s a coffee shop and a polyclinic nearby, most residents prefer to commute to Tampines Central for most of their retail or dining.

Another reason for the strong showing is the upcoming launch of Rivelle. Although it is not a condominium, we think that its proximity to Pinery Residences is likely to spark comparisons among prospective buyers.

In a recent pricing review analysing the price of units at Rivelle, we commented that the price for its three-bedders (the most common choice of family unit) starts from around $1.588 million. In contrast, three-bedders at Pinery Residences start from around $1.93 million.

This is not as big a price gap as we initially expected, especially between an EC and a new condo in the same area – and there are bound to be curious buyers wondering what that difference of around $300,000 might get them (besides freedom from a five-year MOP, that is).

It would also have caught the eye of prospective buyers that three-bedders at Pinery Residences are priced below $2 million. We think it is a psychologically significant point in the minds of some buyers, as most new launch three-bedders we have seen in the market in recent months have often crossed the $2 million price threshold.

Buying demand in Tampines is a hotspot at the moment, due to the number of flats reaching MOP

Between 2021 and 2025, more than 6,000 flats in the town fulfilled their minimum occupation period (MOP), with another 2,000 expected to do so in 2026. Historically, HDB upgraders tend to stay in relative proximity to their former home, often due to familiar access to school or a familiarity with the town and neighbourhood.

Thus, the relatively large number of flats that will fulfil their MOP this year will likely result in a large pool of HDB upgraders who will be keen to snap up a new launch condo, or even some of the resale condos in this area.

While there are several resale condos in Tampines, nearby alternatives like Pinevale and The Tropica are already over 25 years old. Their age compared to the attractiveness of a new project certainly makes Rivelle and Pinery Residences that much more appealing.

So, what we’re seeing is a confluence of factors: Tampines is becoming a highly active upgrader market, and Pinery Residences has natural appeal as an integrated development with a mall. It’s also a natural point of comparison versus Rivelle, so the preview was bound to draw an almost equal-sized crowd. 

Of course, preview crowds alone don’t determine how a project will ultimately perform. Pricing, unit mix, and other fundamentals will still be the main factors. We’ll be taking a deeper look at this in our upcoming Pinery Residences pricing review, so follow us on Stacked Pro for the update.